Are you comparing a move between Spokane and Post Falls or Coeur d’Alene and wondering why closing costs feel different on each side of the border? You are not alone. Many buyers and sellers focus on price and forget how fees, taxes, and local customs shape the final bottom line. In the Inland Northwest, a few key rules can change your net by thousands. In this guide, you will learn the major differences between Washington and Idaho closing costs, who typically pays what, and how to get exact numbers for your situation. Let’s dive in.
WA vs ID at a glance
- The biggest difference is Washington’s Real Estate Excise Tax (REET), which sellers typically pay at closing. Idaho does not have a statewide real estate transfer tax.
- Both states use title and escrow companies to close most transactions.
- Who pays the owner’s title policy and escrow fees often follows local custom and negotiation.
- Property taxes, HOA dues, and assessments are prorated at closing in both states.
- Recording fees vary by county and document type and are usually modest compared to other costs.
Seller closing costs compared
Commission
The largest seller cost in both states is the real estate commission. It is commonly in the 5 to 6 percent range of the sale price and is typically split between the listing and buyer brokers. This is often the biggest line item on your settlement statement.
Transfer taxes: WA vs ID
- Washington: Sellers usually pay REET at closing. The rate uses a bracketed structure that depends on the sale price and may include local surtaxes. You should get a current calculation for your property and closing date before you list. Even at lower brackets, REET can materially reduce your net.
- Idaho: There is no statewide real estate transfer tax. Sellers still pay standard closing costs but do not pay an equivalent state transfer tax.
Title insurance and escrow fees
Owner’s title insurance is often a seller-paid item in many Pacific Northwest markets, including parts of Washington and North Idaho. This is a local custom and negotiable. Escrow and closing fees are commonly split, but practice varies by neighborhood, price point, and contract terms. Your title company will estimate both title premiums and escrow fees for your net sheet.
Recording fees and prorations
Sellers pay to record necessary releases and reconveyances to clear existing mortgages. These county charges are usually small compared with other items. Property taxes, HOA dues, and assessments are prorated to the day of closing. You will owe your share through the closing date; the buyer picks up the period after that.
Other seller costs
Expect small line items such as courier fees, payoff statement fees, and any repairs or concessions you agreed to during negotiation. These vary by contract and lender requirements.
Buyer closing costs compared
Loan and lender fees
If you use financing, your largest non-price costs are lender related. This can include origination, processing, underwriting, and funding. Each lender and loan program is different, so request a lender estimate early.
Appraisal and inspections
You typically pay for the appraisal (a lender requirement) and your inspections. Prices vary based on property type and scope. Budget ranges rather than a fixed amount.
Title insurance, escrow, and recording
Buyers pay the lender’s title insurance policy when financing. Escrow fees are often split by custom, and buyers usually pay recording fees for their mortgage. The deed recording may be paid by the seller side, but practices can differ by county and contract.
Prepaids and reserves
Plan for your first year of homeowners insurance, prepaid interest on your new loan, and escrow account funding for property taxes and insurance. Many lenders require 2 to 6 months of reserves to start that escrow account.
Typical buyer ranges
- If financing: buyers often see total closing costs of about 2 to 5 percent of the purchase price, largely due to loan fees and prepaids.
- If paying cash: buyers often see about 0.5 to 1.5 percent, mainly title, escrow, and recording.
These are broad ranges. Your actual costs depend on your loan program, price, and local fees.
Escrow and title norms in the Inland Northwest
Who closes the deal
In Spokane and North Idaho, most transactions close through a title and escrow company. The escrow officer coordinates signatures, wiring, recording, and the final settlement statement. Attorneys are less common here than in some other regions.
Who pays what locally
In many local transactions, sellers pay the owner’s title policy to support marketability. Escrow fees may be split. There is no universal rule, and it is negotiable. Your listing or buyer’s agent can guide you on what is customary in the specific neighborhood and price band.
Timing and remote options
Closing timelines follow lender underwriting, appraisal readiness, and the county recording schedule. Remote options are common, including secure wires and overnight document signings, which help when you live in one state and close in the other.
Taxes, recording, and prorations to know
Washington REET overview
Washington charges REET that sellers generally pay at closing. The rate is based on the sale price using a bracketed schedule and can change with new laws or local add-ons. The amount can be a significant part of your net sheet. You should get a current REET estimate for your exact sale price and closing date.
Idaho transfer tax status
Idaho does not impose a statewide real estate transfer tax. Sellers still pay standard items such as commissions, title fees, escrow fees, recording, and prorations.
County recording fees
Both Spokane County and Kootenai County charge per-document fees to record deeds, mortgages, and releases. These are typically modest amounts that vary by document type. Your title company will include them in your estimate.
Property tax proration basics
In both states, taxes are prorated based on the local billing cycle and the closing date. Sellers pay for the period they owned the home. Buyers who finance often fund tax reserves at closing so the lender can pay future bills through escrow. Check the county’s tax calendar to understand due dates and whether taxes are paid in arrears or in advance.
Cross-border income tax context
State income tax rules differ. Washington does not have a personal state income tax, while Idaho does. Your residency and the timing of your move can affect how capital gains or other income are treated at the state level. A tax professional can guide you on your filing obligations when you sell in one state and move to the other.
What this means for your net proceeds
For sellers, REET is the single biggest structural difference between a Spokane sale and a Post Falls or Coeur d’Alene sale. Even a modest percentage can move your net by several thousand dollars depending on price. Here is how to think about it without plugging in sensitive or changing numbers:
- Start with your expected sale price.
- Subtract your negotiated commission.
- Subtract estimated title and escrow fees. Ask your title company for a quote.
- Subtract prorated taxes and any agreed repairs or concessions.
- If selling in Washington, include the current REET amount for your price bracket. Ask your escrow officer to generate this figure.
By running the same steps for a Washington property and an Idaho property, you will see how REET changes your net. Everything else tends to be similar in type and scale, while who pays certain items can shift with local custom and your negotiation.
How to get exact numbers
- Ask a local title and escrow company for a written fee estimate and draft net sheet.
- If you are selling in Washington, request a current REET calculation for your price and closing date.
- Confirm county recording fees with the title company for your document set.
- If you are buying with a loan, request a detailed estimate from your lender that includes points, lender fees, prepaids, and reserves.
- If you are moving across the border, speak with a tax professional about state income tax and residency timing.
Cross-border tips for WA ⇄ ID moves
Which rules apply
The property’s location governs the rules. A Washington home sale follows Washington recording and REET rules. An Idaho home sale follows Idaho rules.
Residency and filing
If you move during the listing or just after closing, your state tax residency and reporting may change. Plan ahead so you understand how both states will treat your income and any gains.
Lender licensing and programs
Many lenders operate in both states, but licensing and disclosures can differ. Confirm that your lender is approved in the state where the property is located and ask how that affects your timeline and fees.
Logistics and security
You can often close remotely with secure wires and mobile notaries. Always follow your title company’s written wiring instructions and verify by phone using a known number to avoid fraud.
Work with a local pro
When you are weighing Spokane versus Post Falls or Coeur d’Alene, small choices can make a big difference in your bottom line. You deserve clear numbers, strong presentation, and a plan that fits the local market on both sides of the border. For a custom net sheet, pricing guidance, and a concierge plan to maximize your result, reach out to Chelsey Graves. Get a Free Home Valuation.
FAQs
Who typically pays closing costs in WA vs ID?
- Many items follow local custom and negotiation. Sellers usually pay commission and often the owner’s title policy in the Pacific Northwest. Buyers pay lender fees and the lender’s title policy. Washington sellers typically pay REET.
How does Washington’s REET affect my net when selling?
- REET is a state tax paid at closing by Washington sellers. The amount depends on the sale price and current rate schedule, so get an up-to-date calculation before you list.
Are title insurance premiums very different between the states?
- Premiums are based on the sale price and the title underwriter’s rate filings. For similar price points, differences are usually minor. Get quotes from a local title company for accuracy.
What do buyers usually pay at closing?
- If financing, buyers often see 2 to 5 percent of the price in closing costs due to loan fees and prepaids. Cash buyers often see 0.5 to 1.5 percent for title, escrow, and recording.
Where can I get exact fee and tax numbers for my address?
- Your title and escrow company can generate a detailed estimate, including recording fees and prorations. For Washington sales, ask for a current REET calculation tied to your price and closing date.
